Planning Guidelines for Auto Parts Recyclers (Materials Recycling)

Transcription

1 Planning Guidelines for Auto Parts Recyclers (Materials Recycling) April 2006

2 INTRODUCTION 1.1 The Hume Planning Scheme defines Materials Recycling as Land used to collect, dismantle, store recycle, or sell, used or scrap materials. 1.2 Council aims to achieve land used for either of the above uses to be suitably located and to have minimal impact on the surrounding environment. Appropriate siting not only involves the consideration of the zoning, site history, possible future impacts, surrounding land uses and ease of access, but must also address the possible environmental, social and economic impacts to the neighbourhood. 1.3 The guidelines aim to assist the responsible establishment and operation of land used for Auto Parts Recycling (Materials Recycling). 1.4 Applications should comply with the requirements of Council s guidelines in order to be considered favourably for such a use. However, irrespective of compliance with the requirements listed in these guidelines Council reserves the right to refuse any application that would cause a substantial detriment to the amenity of the neighbourhood. 1.5 In addition to the requirements outlined in these guidelines any proposal must also comply with the relevant policy as contained within the Hume Planning Scheme. 2. REQUIREMENTS FOR LAND USED FOR AUTO PARTS RECYCLING (MATERIALS RECYCLING) In submitting your planning permit application you should take into consideration the responsibilities in managing potential environmental risks associated with your auto dismantling yard. Hume City Council has identified a significant threat to water and ground contamination from auto parts recyclers. It is critical that contaminants such as oil and coolant do not enter the stormwater system or leach into the ground Applicants should comply with the requirements of Councils guidelines in order to be considered for such a use The key areas listed below are to be addressed in any proposal submitted to Council for assessment The key elements to be addressed are: 2.2 STORAGE AND STACKING Stacking of materials and goods must not exceed a height of 2.1 metres in height or 2 cars in height, and must not be visible from a public road or thoroughfare and must be stacked in a neat, safe and orderly manner The height of the fence should take into consideration the slope of the land to ensure that materials are not visible from the street.

3 2.3 SCREENING All areas required for storage on the site must be screened. The requirements are as follows: (a) (b) (c) (d) (e) (f) (g) (h) A screen fence of minimum 2.1 metres in height is required behind the 3 metre landscape setback along the front title boundary. The screen fence must be colorbond, treated pine timber or similar to the satisfaction of the Responsible Authority. Please note Council does not support the use of shade cloth. A screen fence is also required on side boundaries of the site at a minimum height of 2.1 metres where abutting vacant land or land containing a building with a car park and landscape setback, to screen the view of the site from the street and any neighbouring premises. If using the entire site and abutting vacant land, a screen fence would be required for the entire length of the side boundaries. Where the site abuts land with a building, the fence must be constructed 3 metres from the front title boundary to the point where the adjacent building commences. A screen fence would be required along the rear title boundary where abutting a reserve, residential property, vacant land or an exposed area of building. Access gates to the site must be colorbond, treated pine timber or similar to the satisfaction of the responsible Authority. Returns would be required between the fence and the gate where gates have been constructed 3 metres behind the property boundary. Gates must be kept closed at all times when no one is attending at the site. 2.4 LANDSCAPING A minimum 3 metre wide landscape setback is required along the front title boundary of the site A landscape plan generally in accordance with Councils landscaping guidelines should indicate proposed plant species, location, height and be submitted to and approved by Council. Trees and shrubs must be planted at mature heights. Shrubs must be planted at a minimum height of 300mm and trees must be planted at a minimum height of 1 metre Landscaped areas should be maintained on a regular basis. Maintenance includes the removal of weeds and the replacement of any dead plants A sprinkler system should be installed so that all landscaped areas are adequately maintained to the satisfaction of the Responsible Authority.

4 2.5 CAR PARKING Wherever practicable, car parking must be located at the site frontage to the rear of screen fencing Car spaces must be made available for staff and customer use and must not be used for any other purpose All vehicles associated with the operation must be parked within the site, and not on any nearby streets A car space must have at least 4.9 metres long and 2.6 metres wide, except where access is from the side when it must be at least 6.7 metres long and 2.3 metres wide At least 10%of the site area must be set aside for car spaces and access ways (but not driveways). The minimum width of the access lane depends on the angle of entry and must be as follows: Angle Width 45 degrees 3.5m 60 degrees 4.9m 90 degrees 6.4m Areas set aside for de-pollution and dismantling of vehicles should be drained and provided with an all-weather seal coat (bitumen and concrete). The areas must be constructed, drained and provided and maintained in a continuously useable condition to the satisfaction of the Responsible Authority The balance of the site may be paved with crushed rock or gravel of adequate thickness as necessary to prevent the formation of potholes and depressions according to the nature of the use, and the vehicles that will use the area. This area must be drained and maintained in a continuously useable condition to the satisfaction of the Responsible Authority Vehicle access to and from the subject land from any roadway or service lane must be by way of the vehicle crossing constructed in accordance with Council s Vehicle Crossing Specifications to suit the proposed driveway(s) and the vehicles that will use the crossing(s). The location, design and construction of the vehicle crossing(s) must be approved by the Responsible Authority. 2.6 SITE STRUCTURE The design, layout and provision of site structures must comply with all relevant Planning and Building regulations. 2.7 LOADING AND UNLOADING All loading and unloading of goods and materials must take place within the boundaries of the site.

5 2.7.2 An accessway should be provided on the site to enable forklift access to all vehicles stacked within the site A designated area is to be provided for the delivery and temporary storage of vehicles intended for recycling. Given the high potential for oil and coolant spills occurring in the vehicle receiving area, it is critical that the area is impervious and located where possible, away from stormwater drains. Proper spill kit provisions should also be located near the vehicle receiving area The dismantling or de-polluting of vehicles in this area is prohibited. 2.8 AMENITY To minimise adverse visual impact on the surrounding environment, the amenity at the site must be maintained. This would involve strategies and actions to address issues such as: (a) Litter Control (b) Noise Attenuation (c) Stormwater Management (d) Vermin Control (e) Dust Control 2.9 ENVIRONMENTAL CONSIDERATIONS In submitting your planning permit application you should take into consideration the responsibilities in managing potential environmental risks associated with your auto dismantling yard. Hume City Council has identified a very significant threat to water and ground contamination from auto parts recyclers. It is therefore critical that contaminants such as oil and coolant do not enter the stormwater system or leach into the ground Vehicle De-Pollution and Dismantling Area This area is principally where all dismantling of vehicle body parts and depolluting must occur. Given the likelihood of spills, it is important that any leaks are contained within an isolated area. A vehicle hoist is strongly recommended in making this process easier and safer. The basic requirements that are needed are: (a) The floor area should be impervious to prevent contamination to the ground. (b) The area is to be undercover. (c) Bunding of up to 400mm is to be placed around the area to prevent any liquids from escaping and entering the stormwater system or contaminating other areas. (d) Proper spill kit provisions are to be placed in this area Parts Washing This area should be used for hosing down of vehicle bodies and body parts.

6 (a) The area must have an impervious floor. (b) Bunding of 40mm placed around the entire wash bay as described above. (c) Area to be drained to an oil-water separator unit Wash bays should be placed inside the premises to contain overspray. Where this is not possible, roofing may be necessary. Contact must be made with the local water authority for specifications and to arrange a trade waste agreement Oil/water separator units should be maintained regularly as per the requirements of the local water authority. Maintenance should include regular cleaning of equipment. Connection of the separator units to the stormwater system is prohibited PARTS STORAGE AREA It is important to note that while parts are being stored they may still release contaminates into the ground and stormwater. It is therefore important that these parts be drained (de-polluted) of all liquids prior to storage in a designated area. Storage of parts (in particular the engine block and running gear) must be undercover, and preferably parts are to be racked off the ground Vehicle bodies not including the engine block and running gear should be stored outside and stacked to a maximum two vehicles in height. This area is to be on porous ground, preferably with a gravel surface WASTE STORAGE, RECYCLING AND DISPOSAL The storage of waste fluids (brake fluid, engine oil, radiator coolants etc) and batteries should be kept in a safe, designated area away from any potential collision with forklifts or other vehicles. The area should be undercover (i.e. roofed and walled) and is to have bunding that would secure liquid storage areas and contain potential spills from polluting the environment. The height of the bund should be sufficient to contain at least 25% of the volume of waste stored, as per EPA requirements Spill kit provisions are to be located in this area in the event of a spill Good segregation of chemicals and other waste products helps minimise waste. Areas for storage are to be indicted on the floor plan and provide the description of the type of waste. Waste material from vehicles should be classified under the following groups and handled accordingly; Hazard Re- Use Recycle Collected Disposed Environmental issue involved with these materials Potential be sold or reused on site. Product can be remanufactured or otherwise recycled. Product is to be collected by an authorised contractor. Product to be disposed in landfill or to a toxic waste dump Particular storage bins or containers should be clearly labelled for the use intended.

7 The disposal of waste liquids and solids should be undertaken by approved authorised waste collectors when applicable As part of good and responsible site management a contingency plan should be implemented if and when chemical or fluid contaminations occur. A safety management plan should be implemented and the provisions for spill storage kits should be kept available Spill storage kits should contain the following: absorbent material container for waste absorbent shovel, broom, dust pan and gloves catch trays for spills.

8 2.14 STANDARD CONDITIONS OF PERMIT: The following permit conditions would be likely imposed on any approval Council may give. Please note that Councils consent to the proposal is based on these conditions being met CONDITIONS 1. Before the use and or development permitted by this permit commences, plans to the satisfaction of the Responsible Authority must be submitted to and approved by the Responsible Authority. When approved the plans will be endorsed and will then form part of this permit. The plans must be drawn to scale and be generally in accordance with the Hume City Council Planning Guidelines for Auto Parts Recyclers. 2. The layout of the site and/or the size of the proposed or existing buildings and works and/or the internal layout and use of the buildings as shown on the endorsed plan/s shall not be altered or modified except with the written consent of the Responsible Authority. 3. The use of the land or of any of the buildings on the subject land shall not be altered or changed to some other use except with the written consent of the Responsible Authority. 4. The use or development permitted by this permit must not, in the opinion of the Responsible Authority, adversely affect the amenity of the locality by reason of the processes carried on; the transportation of materials, goods (or commodities) to and from the subject land; the appearance of any buildings, works or materials; the emission of noise, artificial light, vibration, smell, fumes, smoke, vapour, steam, soot, ash, dust, waste water, waste products, grit or oil; the presence of vermin, or otherwise. 5. The subject land must be maintained in an orderly and neat manner at all times and its appearance must not, in the opinion of the Responsible Authority, adversely affect the amenity of the locality. 6. Vehicles intended for wrecking, vehicle parts, goods, equipment, packing material or machinery must not be stored or left exposed outside a building so as to be visible from any public road or thoroughfare. 7. Prior to the commencement of the use a landscape plan must be submitted in accordance with Councils guidelines showing the plant species, location, height and spread must be submitted to and approved by Council. 8. Landscaped areas must be maintained on a regular basis to the satisfaction of the Responsible Authority. Maintenance should include but not be limited to the removal of weeds and the replacement of any dead plants. 9. Prior to the commencement of the use a sprinkler system must be installed so that all landscaped areas are adequately maintained to the satisfaction of the Responsible Authority. 10. Prior to the commencement of the use a screen fence a minimum 2.1 metres height is required behind the 3 metre landscape setback along the front title

9 boundary. The screen fence must be colorbond, treated pine timber or similar to the satisfaction of the Responsible Authority. 11. The access gates must be closed at all times whilst no one is attending the property. 12. The following conditions relate to the vehicle receiving area; a) A separate Vehicle Receiving Area is to be identified and used specifically for the receiving and temporary storage of vehicles, prior to dismantling. b) All unloading and loading of vehicles must at all times be carried out within the receiving area shown on the endorsed plan. c) This area must be available for such use and shall not be used for any other purpose other than receiving and temporary vehicle storage. d) This area must be impervious and sealed with an all-weather seal coat. e) Proper provisions must be made to ensure any spills, including oil and coolant, are cleaned immediately from vehicles being delivered and not allowed to enter the stormwater. Proper provisions include spill kits and drip trays being located in this area. 13. The following conditions relate to the vehicle de-pollution and dismantling area; a) This area is to be used for dismantling of vehicle body parts and depolluting (draining of oils, radiator fluid etc). b) This area must be available for such use and shall not be used for any other purpose other than for de-polluting and dismantling of vehicles. c) This area must be impervious and sealed with an all-weather seal coat. d) This area is to be indoors and/or undercover. e) Bunding is to be placed around this area to a minimum height of 400mm and form a smooth curved mound. f) Proper provisions must be made to ensure any spills, including oil and coolant, are cleaned immediately from vehicles being de-polluted and dismantled. Proper provisions include spill kits and drip trays being located in this area. 14. The following conditions relate to the parts washing area; a) Washing down of vehicles and vehicle parts are to be done within the wash bay area only. b) The wash bay area must have an impervious floor with bunding placed around the entire wash bay area. c) Bunding is to be of a size, height and width to provide a continual barrier so that all waste/spill is contained within the boundaries of the site. d) No over spray is to leave the site from the wash bay area. e) The wash bay area must be drained to an oil water separator unit or a unit approved by the relevant water authority. f) A trade waste agreement must be arranged with the relevant water authority to permit the discharge of waste water into the sewer system. g) The oil-water separator unit/or other approved facility is to be maintained and cleaned regularly as per the requirements of the water authority. 15. The following conditions relate to the parts storage area; a) A separate Parts Storage Area is to be identified and used specifically for the permanent storage of vehicle bodies and parts.

10 b) All parts must be de-polluted prior to storage in this area. c) This area must be available for such use and shall not be used for any other purpose other than for storage. d) An outside storage area is to be used for vehicle body parts at a maximum stack of 2 vehicles in height. e) Oily parts including the engine block and running gear, batteries and waste liquids must not be stored in this outside area. f) A storage area, that is indoors and undercover, is to be provided for the storage of the engine block and running gear. 16. The following conditions relate to the waste storage, recycling and disposal area; a) All liquid waste, including engine oil, transmission fluid and radiator coolant, must be collected and stored in a dedicated area that is indoors and undercover. b) This area must be available for such use and shall not be used for any other purpose other than for storing liquid wastes. c) This area must be impervious and sealed with an all-weather seal coat. d) Bunding should be placed around this area to contain at least 25% of the volume of waste stored as per EPA requirements. e) The disposal of waste liquids are to be undertaken by approved authorised waste collectors. f) The occupier is required to keep a complete written record of waste disposal undertaken by the approved waste collector. g) Spill kit provisions must be maintained near this area. 17. Prior to the commencement of the use a spill kit must be provided on the site that includes absorbent material, container for waste absorbent, shovel, broom, dust pan, gloves and catch trays for spills to the satisfaction of the Responsible Authority. 18. No cleaning detergents, degreasers are to be discharged into the storm water system. This water can be placed into the oil-water interceptor unit or discharged to the sewer system. 19. No contaminated water containing oil, grease, radiator fluid, washing detergent or sediment is to be discharged into stormwater drains or allowed to be discharged beyond the boundaries of the subject land onto other land or any street or road directly or indirectly into any watercourse. 20. No stack of material stored externally is to exceed 2.1 metres, or 2 cars in height to the satisfaction of the Responsible Authority. 21. Stormwater drains are not to be used for any other purpose than for stormwater. 22. The subject land must not be used for the storage of dangerous, or hazardous or explosive goods, materials or substances. 23. Outdoor lighting must be designed, baffled and located to the satisfaction of the Responsible Authority so that no direct light is emitted outside the boundaries of the subject land.

11 24. Areas set aside for the parking and movement of vehicles as shown on the endorsed plan(s) must be made available for such use and must not be used for any other purposes. 25. The boundaries of all car spaces, access and egress lanes and the direction in which vehicles should proceed along the access lanes must at all times be clearly indicated on the ground to the satisfaction of the Responsible Authority. 26. Prior to the commencement of the use the areas set aside for de-pollution and dismantling must be properly formed and drained and provided with an allweather seal coat (concrete or bitumen) to the satisfaction of the Responsible Authority. 27. Prior to the commencement of the use the balance of the site may be paved with crushed rock or gravel of a minimum thickness of 700mm as necessary to prevent the formation of potholes and depressions according to the nature of the use, and the vehicles that will use the area. This area must be drained and maintained in a continuously useable condition to the satisfaction of the Responsible Authority. 28. Stormwater from all paved areas must be drained to the underground stormwater system. 29. Prior to the commencement of the use the drainage plans must be submitted to Council for approval. 30. No polluted and/or sediment laden run-off is to be discharged directly or indirectly into Council s drains or watercourses during or after development to the satisfaction of the Responsible Authority. 31. The loading and unloading of goods from vehicles and the delivery of goods must at all times be carried out within the boundaries of the subject land. 32. All staff vehicles including vehicles associated with the operation of the use must be parked within the site and not on the street. 33. Vehicle access to and from the subject land must be by way of a vehicle crossing constructed in accordance with Council s Vehicle Crossing specifications to suit the proposed driveway(s) and the vehicles that will use the crossing(s). The location, design and construction of the vehicle crossing(s) must be approved by the Responsible Authority. 34. Any services within the road reserve that require relocation must be approved by the relevant service authority and any such relocation must be made at the owner s or developer s cost. 35. Oil or wastewater must not be discharged beyond the boundaries of the premises. 36. This permit will expire if one of the following circumstances applies: The development and use is/are not commenced within two years of the date of this permit. The development is not completed within two years of the date of commencement.

12 The Responsible authority may extend these times if a request is made in writing before the permit expires or within three months afterwards. Note: If the application is a result of enforced action, the commencement and completion times may be reduced to 2 months each. These guidelines are intended as a guide for permit applicants only and may vary depending on the extent of the proposed use/development. This list of information provided is not exhaustive and is compiled without the benefit of a site inspection or referrals which might reveal other material constraints and/or considerations. Additional requirements may be incurred. Council reserves the right to request additional information pursuant to Section 54(1) of the Planning and Environment Act (1987) on any proposal submitted for consideration.